PORTLAND, OR – In a significant stride towards addressing houselessness and championing sustainable development, the Julia West House project in Downtown Portland has officially closed its financing and is now well underway with construction. This 12-story permanent supportive housing (PSH) community is set to become a beacon of innovation and compassion, combining cutting-edge Mass Timber construction with comprehensive services for some of Portland’s most vulnerable residents.

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The Julia West House, located in Portland's West End, is poised to be the tallest Mass Timber building of its kind in Oregon once completed. Its construction utilizes a cross-laminated timber (CLT) structure, a choice that not only showcases architectural ingenuity but also significantly reduces the building's carbon footprint compared to traditional concrete or steel structures. This commitment to environmental responsibility is further underscored by the project's pursuit of National Green Building Standard and Energy Star certifications, ensuring long-term sustainability and reduced operating costs.

“In schematic design we provided multiple structural system options including mass timber, PT concrete flat slab, and steel, with the mass timber option winning out based on competitive pricing, faster schedule, lower embodied carbon, and biophilic design benefits.”  - Chris Pitt, PE, SE, LEED AP, KPFF Portland Structural

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Building A Landmark

The Julia West will be a new 59,000 sf, 12-story, mass timber (Type IV-B) apartment building located on a 5,000 square foot site. This highlights the project's efficient use of space. The building will offer 90 units, comprising 60 studios and 30 one-bedroom apartments, all designed to provide a safe, stable, and supportive environment. The use of wood extends into the interiors, with exposed CLT ceilings in all units and some exposed timber frames in prominent public spaces, contributing to a warm, natural material palette inspired by the Pacific Northwest's ecology.

“In both form and materials, the building draws inspiration from the local ecology of the Pacific Northwest. We wanted to expose as much timber as possible on the interior, to provide a natural palette. Wood ceilings are left exposed in the units and the columns remain uncovered on the ground floor to give the feeling of walking under a forest canopy. Natural light is also prioritized throughout the building to extend the feeling of warmth and comfort for inhabitants.” - Josiah Henley, Holst Architecture

This design approach also incorporates biophilic design principles and trauma-informed design, prioritizing natural light and creating a calm and comfortable urban living experience conducive to mental health and well-being.

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“As the tallest mass timber building in the region, and the first to utilize recent load testing to justify 2-way spanning CLT floor panels without beams in the corridors, we had many detailed conversations with the City of Portland during design and permitting to ensure all of the structural requirements were met and that the detailing achieved the required 2 hour fire-resistive rating for the structure.” - Christopher Pitt PE, SE, LEED AP, KPFF Portland Structural

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Addressing Portland’s Housing Crisis with Purpose

The core mission of the Julia West House is to provide permanent supportive housing for houseless elders and BIPOC individuals earning 30% or less of the area median income (AMI). Recent data indicates that approximately a quarter of Portland's houseless population consists of adults aged 55 and over, with communities of color disproportionately affected. The project is a 100% PSH community specifically intended for older adults aged 55+, with a target of 45% of residents identifying as BIPOC.

Beyond stable housing, residents will receive comprehensive support through robust resident services and case management. Amenities include two community spaces, a community kitchen, a rooftop patio, laundry facilities, and secure bike parking, rooms, alongside onsite offices for property management, resident services, and case management.

Key partnerships underpin the success of this supportive model. Permanent supportive case management services will be provided by the Northwest Pilot Project (NWPP) and the Native American Rehabilitation Association of the Northwest (NARA), while resident services will be facilitated by Community for Positive Aging. These organizations will collaborate with Multnomah County’s Joint Office of Homeless Services (JOHS) Coordinated Access system to identify and transition future residents into the building.

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NWPP has a 50-year history of connecting low-income seniors in Multnomah County with safe, permanent, and affordable rental housing, stabilizing housing for about 600 seniors annually. NARA, an Indian-owned and operated non-profit founded in 1970, offers a wide array of culturally specific and integrated clinical services, along with supportive services designed to promote "wellness of spirit, body, mind, and culture" for their community. Community for Positive Aging, founded as Hollywood Senior Center in 1973, is an age-positive hub providing no-cost, donation-based services and resources that empower elders to learn, connect, and grow.

Construction and Funding

The journey of Julia West House began with Community Development Partners (CDP) purchasing the site from First Presbyterian Church, which had held the property for a development aligned with their community service values. The project's approximate $58 million total development cost is supported by a diverse funding structure. Funding for the project  includes public and private sources, 4% Low Income Housing Tax Credit (LIHTC) allocation with equity investment by Aegon, rental assistance from the Oregon Housing and Community Services (OHCS) and the JOHS, and a grant from the Portland Clean Energy Community Benefits Fund (PCEF). Construction financing is being provided by Bank of America, USDA Wood Innovations, and permanent financing by Citibank.

Construction began by Walsh Construction Co. in February 2024. Demolition of an existing parking lot and a vacant building previously used by First Presbyterian Church kicked off the project, and it's scheduled for completion in September 2025.

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The site presented challenges due to its small footprint (0.11 acres), requiring precise execution. Pacific Foundation, a contributor to the project, highlighted their scope of work, which includes "soldier piles, shoring, tiebacks as well as CFA shafts to support the tower crane during construction," noting that "CFA (Continuous Flight Auger) Shafts minimize onsite spoils and material handling on this very small project site". This meticulous approach is vital when working in tight urban quarters with large equipment.

Collaboration Works!

“Building a 12-story structure on a 5,000 SF lot in downtown Portland required precise coordination and communication,” said Ed Sloop, Senior Project Manager and Director of Innovation at Walsh Construction Co.. “There was virtually no laydown area, so every delivery had to be just-in-time. That level of planning and efficiency was critical not just for the schedule, but to minimize disruption to the neighborhood. The compact site really showcased how mass timber and smart construction logistics can succeed in a dense urban environment.” - Walsh Construction

“Julia West House exemplifies what’s possible when we challenge the status quo in housing development," said Eric Paine, CEO of Community Development Partners. "By uniting sustainable mass timber construction with comprehensive supportive services, we’re not only addressing Portland’s houselessness crisis, but setting a new standard for what innovative, affordable housing can look like. This project reflects the kind of forward-thinking, values-driven development CDP is proud to lead.” - Community Development Partners, Developer

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The Julia West House demonstrates what can be achieved when innovation, sustainability, and social responsibility converge. It’s more than just a building; it’s a commitment to providing dignity, stability, and community for those who need it most, all within a groundbreaking Mass Timber structure that sets a new standard for urban development.

Project Team & Contributors:

• Architect: Holst
• ‍MEP Engineer: PAE Engineers
• Civil Engineer: Vega Civil Engineering, LLC
• Mass Timber Installer: Carpentry Plus, Inc.
• General Contractor: Walsh Construction Co.
• Gypsum Underlayment and Sound Mat: USG
• Connectors and Fasteners: Simpson Strong-Tie
• Structural Engineer: KPFF Consulting Engineers  
• Cross-Laminated Timber (CLT) Supplier: Kalesnikoff
• Property Management: Guardian Property Management
• Landscape Architect: Understory Landscape Architecture
• Owner/Developer: Community Development Partners (CDP)
• Resident Services Partner: Community for Positive Aging (CfPA)
• Permanent Supportive Services Partners: Northwest Pilot Project (NWPP) &Native American Rehabilitation Association of the Northwest (NARA)

Candra Burns's Editor Note: Being able to visit this in person was amazing. It put the tall building into perspective for me, in such a short space. I have waited a decade to see a mass timber buidling this tall in the PNW. I was even more happy to see it going to people in the community that may have been at a disadvantage. The roof top common space with laundry and a community resource guide will be game changing for people with trauma informed needs. Thank you for the tour Urban Land Institute!

Construction Type: Type IV-B

Anticipated Completion: September 2025

‍Total Development Cost: Approximately $58.6 Million

‍Project Size: 51,295 sq. ft. (Also reported as 51,388 sq. ft. and 59,000 sq. ft.)

‍Number of Stories: 12 Number of Units: 90 (60 studios, 30 one-bedroom)

‍Sustainability Certifications: National Green Building Standard and Energy Star Certified (Targeting)

‍Building System/Material Types: Mass Timber, Cross-Laminated Timber (CLT), Glue-Laminated Timber (GLT or glulam), Timber-Frame / Post and Beam, Hybrid (wood with steel or concrete)

Frequently Asked Questions (FAQs)

1. What is the Julia West House and who will it serve? The Julia West House is a 12-story, mass timber supportive housing development in Downtown Portland. It will provide 90 permanent supportive housing units specifically for adults aged 55 and older who are experiencing houselessness, with a focus on BIPOC individuals earning 30% or less of the area median income (AMI).

2. Why was mass timber chosen for this project? Mass timber, specifically cross-laminated timber (CLT), was selected for its low embodied carbon, biophilic design benefits, and faster construction schedule compared to concrete or steel. It also supports the project’s sustainability goals, targeting National Green Building Standard and Energy Star certifications.

3. What supportive services will residents have access to? Residents will benefit from onsite case management and resident services provided by the Northwest Pilot Project (NWPP), Native American Rehabilitation Association (NARA), and Community for Positive Aging (CfPA). These services include wellness support, housing stability programs, community activities, and culturally specific care.

4. Who is developing and funding the Julia West House? The project is led by Community Development Partners (CDP) and funded through a mix of public and private sources, including Low Income Housing Tax Credits (LIHTC), rental assistance from OHCS and JOHS, a grant from the Portland Clean Energy Community Benefits Fund, and financing from Bank of America and Citibank.

5. When will the Julia West House be completed and where is it located? Construction began in February 2024 and is scheduled for completion in September 2025. The building is located in Portland’s West End, on a compact 0.11-acre site previously owned by First Presbyterian Church.

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The built environment plays a crucial role in healing. For organizations dedicated to helping individuals recover from addiction, like the Gateway Foundation, creating spaces that promote well-being is paramount. The Gateway Foundation's campus in Lake Villa, Illinois, is undergoing significant enhancements designed to provide enhanced campus-wide services for recovery. At the heart of this initiative is the creation of a new Health and Wellness Center, featuring a renovated gymnasium and a compelling new mass timber addition.

We're diving into this project to explore how design and material choices come together to support a holistic approach to healing. Specifically, let's look at the striking new Multipurpose Room addition – a space built with mass timber that stands as a testament to how architecture can directly contribute to patient well-being.

The Vision for Holistic Healing at Lake Villa

Gateway Foundation is dedicated to helping patients recover from addiction through robust programming and treatment options. The campus-wide improvement project at Lake Villa aims to enhance these offerings through state-of-the-art improvements designed to treat the mind, body, and soul. The planned upgrades include a comprehensive renovation of the existing gym and the addition of new spaces that prioritize health and wellness.

The new Health and Wellness Center concept brings together several key components: a refinished gymnasium, a new fitness center, and a significant new addition known as the Illumination Room. This addition is also referred to as the Larson Family Wellness Center, envisioned as a multi-purpose patient community center. It will feature floor-to-ceiling windows offering sweeping views of the surrounding Fox Lake naturescapes, allowing patients to connect with nature. Within this space, individuals will engage in holistic treatment options like yoga, art therapy, and meditation.

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Surrounding the new addition, gardens designed for healing and well-being are planned. The healing garden, specifically, will wrap around the exterior of the Larson Family Wellness Center, featuring Eastern design principles, including a Zen rock garden and a mindfulness labyrinth within a serene natural setting.

Beyond the new construction, existing facilities are also receiving attention. The mezzanine level of the gym is being updated with an accessible lift, a roof terrace, and updated material finishes, ensuring greater accessibility and providing new spaces for patients. The existing gymnasium itself will receive a new basketball floor, lighting, and an ADA accessible lift leading to a loft and roof terrace. A new Fitness Center is also part of the master plan, offering a dedicated gym workout space with cardio and weight training equipment, allowing patients to focus on restoring the connection between mind and body. Additional parking is also being created to improve guest and client visits.

The project incorporates universal design principles to ensure that indoor-outdoor client community areas are accessible to all. Gateway Foundation emphasizes that these improvements support their holistic approach to treatment, which aims for a lifetime of recovery.

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Diving into Mass Timber

While the entire Lake Villa project is exciting, the Larson Family Wellness Center addition (also called the Illumination Room or Multipurpose Room) is particularly notable for its structural material choice. This new building is being constructed using mass timber.

The choice of Cross-Laminated Timber (CLT) is a key feature. CLT is a structural panel system known for its strength, stability, and sustainability credentials. Sterling Structural, a major manufacturer of CLT in America, supplied their TerraLam ® CLT panels for this project.

Why choose mass timber, specifically CLT, for a space dedicated to healing and wellness? Mass timber offers a unique combination of structural performance, aesthetic appeal, and environmental benefits. The decision here seems aligned with creating a therapeutic environment.

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Architectural Features and Sustainability

This mass timber addition isn't just about the material; it's about the design that leverages it. The project features an exposed CLT deck, which not only serves as the structural ceiling but also showcases the inherent beauty and strength of the wood. Imagine the warmth and natural feel this brings to a space intended for yoga, art therapy, and meditation – doesn't it just feel more conducive to calm and connection than other materials might?

Beyond the exposed structure, the addition boasts a unique architectural round shape. This curved form likely contributes to a softer, less institutional feel, promoting a sense of community and flow within the space. Think about how curved spaces can feel more inviting and less rigid than rectilinear ones – a fitting choice for a multi-purpose community center focused on well-being.

Sustainability is also woven into the design with the inclusion of a green roof. A green roof enhances the building's environmental performance and seamlessly integrates the structure with the surrounding healing garden and natural landscape. This thoughtful integration reinforces the project's goal of connecting patients with nature as part of their recovery journey.

These architectural features – the exposed timber, the round shape, and the green roof – work together to create a space that is not only functional but also aesthetically pleasing and therapeutic, embodying the project's holistic vision.

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Bringing the Vision to Life: The Project Team

No ambitious construction project comes to life without a dedicated team of professionals. The Lake Villa mass timber addition was brought to fruition through the collaboration of several key firms.

The design was led by MKB Architects, serving as the Architect for the project. MKB Architects is known for working with community-based non-profits in specialized areas including health and wellness. It's worth noting that MKB Architects is also a Women-Owned Business Enterprise.

Executive Construction Inc. served as the General Contractor, overseeing the overall construction process. Thornton Tomasetti provided the engineering expertise as the Engineer on the project.

The specialized installation of the mass timber components was handled by Denk & Roche Builders, the Installer. Rothoblaas provided the rigging services necessary for lifting and placing the heavy timber elements. As mentioned earlier, Sterling Structural was the supplier of the Cross-Laminated Timber (CLT) panels.

This project highlights how specialized roles and effective collaboration among architect, engineer, general contractor, and material suppliers are essential, especially when incorporating innovative building systems like mass timber.

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Conclusion

The Gateway Foundation's Lake Villa campus expansion and renovation, particularly the Larson Family Wellness Center mass timber addition, represents a forward-thinking approach to designing spaces that support recovery. By integrating a renovated gymnasium, a new fitness center, healing gardens, and the innovative mass timber multipurpose room, the project creates a comprehensive Health and Wellness Center tailored to the unique needs of patients on their recovery journey.

The use of mass timber, specifically CLT, with its exposed structure, unique round form, and integrated green roof, demonstrates how material selection and architectural design can contribute significantly to creating a therapeutic and sustainable environment. This project serves as a compelling example for the AEC community on how mass timber can be effectively utilized in healthcare and recreational civic buildings to enhance user well-being and connect occupants with nature.

Project Team

• Architect: MKB Architects
• Client: Gateway Foundation
• Engineer: Thornton Tomasetti
• Installer: Denk & Roche Carpentry
• Rigging: Rothoblaas
• CLT Supplier: Sterling Structural
• General Contractor: Executive Construction Inc.
  
  

FAQs

1. What is the primary goal of the Gateway Foundation's Lake Villa expansion project? The primary goal is to create enhanced campus-wide spaces for recovery and support patients on their journey towards well-being, focusing on treating the mind, body, and soul through state-of-the-art improvements like the Health and Wellness Center and healing garden.
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2. What type of mass timber was used in the new addition? The project utilized Cross-Laminated Timber (CLT) panels as part of its mass timber structural system.
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3. What are some notable architectural features of the mass timber addition? Key features include an exposed CLT deck showcasing the wood's appearance, a unique architectural round shape, and a green roof that enhances sustainability and integrates with the surrounding environment.
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4. What is the size and number of stories for the mass timber addition? The mass timber addition is 2,490 square feet and is one story tall.
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5. How does the project incorporate nature into the healing environment? The project includes healing gardens designed for well-being, featuring a Zen rock garden and mindfulness labyrinth, and the Larson Family Wellness Center has floor-to-ceiling windows offering views of nature, allowing patients to connect with the outdoors.
   

The question isn’t just what’s in your building. It’s what’s behind it. Sustainability starts before the first panel’s delivered—out in the forest, long before your project breaks ground.

Design teams embracing mass timber are already ahead of the curve. The material offers lower embodied carbon, faster installation, and an unmistakable aesthetic warmth that steel and concrete just can’t match. But as mass timber becomes a go-to strategy for high-performance buildings, a new kind of scrutiny is showing up: where the wood actually comes from.

Developers, tenants, and end users are starting to ask new questions—ones that go beyond carbon counts and into the forests themselves. Where was this wood harvested? Were the forests it came from responsibly managed for healthy ecosystems? What labor standards were in place? And who verified any of that?

Choosing timber is a strong move. But the next phase of leadership in sustainable construction demands more than a spec. line. It calls for certification of proof of origin, transparency across the supply chain, and third-party auditing to have confidence in the sustainability story behind the wood.

What’s in Your Building Is Only Half the Story

For years, specifying mass timber was enough to signal a serious commitment to sustainability. It still is—but the conversation is expanding. It’s no longer just about carbon metrics or clean material swaps. Today’s clients are thinking bigger. They want to know how those materials came to be in the first place.

Developer-owners are asking deeper questions, especially as ESG requirements, public-private partnerships, and green financing structures become more common. Institutional tenants and corporate end users are paying attention, too. They’re under pressure to meet climate and social responsibility goals, and the buildings they occupy are now part of that equation.

That means your timber spec. isn’t the end of the conversation. It’s the beginning.

When a project team can provide assurances about where the wood came from, how the forest was managed and that sustainable practices were followed along the way, it builds trust. It adds weight to the sustainability story you’re telling. And in a growing number of cases, it’s becoming a deciding factor for funding, leasing, or community approval.

Mass timber still gets attention. But what’s really earning credibility now is knowing what’s behind it.

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Forest Certification: Building Trust Through Transparency

You can’t claim sustainability without showing your receipts. And in the world of mass timber, that proof starts in the forest.

More project teams are being asked not just if they used wood—but what kind, from where, and under whose standards. That’s where forest certification comes in. It gives developers, architects, and owners a way to back up their choices with more than good intentions.

Forest certification is a third-party system that verifies whether forests are managed responsibly—protecting ecosystems, respecting communities, and ensuring long-term viability. When your timber is certified, you’re not just trusting that “all wood is good”—you’re working with a verified chain of custody that stretches from the forest floor to the final panel.

The Sustainable Forestry Initiative (SFI) is one of the largest and most comprehensive systems in North America, with over 370 million acres certified across the U.S. and Canada. But SFI isn’t just big—it’s built to serve the entire construction supply chain. Its standards cover everything from forest practices and fiber sourcing to workforce development and conservation investment.

And those details matter. For architects, SFI-certified building products like CLT and glulam bring clarity when clients want transparency. They also contribute to LEED points under the Materials and Resources category—supporting teams aiming for certification without sacrificing aesthetics or performance. For developers, SFI helps satisfy ESG reporting needs and aligns with public procurement frameworks and sustainable finance requirements. For institutional owners and tenants, certification reduces risk and offers assurance that sustainability claims are rooted in verified practice—not marketing.

SFI’s framework also elevates social impact in ways that matter to your project—and to the people watching it. Its standards include requirements to address the risks and impacts of climate change, and to conserve biodiversity and water, to recognize the rights of Indigenous Peoples and provides training for forestry professionals. SFI also invests over $2.3 million annually in forest conservation research, education, and local grant programs.

For architects, this opens the door to deeper impact and storytelling. For developers and owners, it strengthens alignment with ESG benchmarks, public procurement requirements, and community engagement goals—especially in civic, institutional, or mission-driven projects. It’s not just that the wood is responsibly sourced. It’s that your building can reflect values people actually care about.

Projects Using SFI-Certified Timber

More design teams are asking about certification, but some already lead with it.

At the Idaho Central Credit Union Arena, the University of Idaho made mass timber not just a design element but a sustainability statement. The arena used wood sourced from the university’s own research forest, which is certified to the Sustainable Forestry Initiative’s Forest Management Standard. The result? A regionally grounded structure that educates, inspires, and performs—all while proving that local, sustainably-managed wood can meet the demands of a high-profile institutional project—and support local jobs and economies in the process.

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In Atlanta, Georgia, the 619 Ponce project—developed by Jamestown—used southern yellow pine sourced from SFI-certified forests in the Southeast. The team intentionally prioritized local sourcing to reduce embodied carbon and support regional forestry economies. That decision didn’t just check a sustainability box—it earned the project recognition for innovative material transparency and responsible supply chain practices.

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These projects didn’t just choose timber. They chose timber from sustainably-managed forests in the U.S. and Canada. And in doing so, they raised the bar on what sustainable building actually looks like—from structure to story.

Your Timber Tells a Story—Make Sure It Holds Up

You’ve already made a strong move by choosing mass timber. But in a building culture increasingly shaped by transparency, traceability, and values-driven design, material choice is only half the equation. What’s earning respect now is knowing the full story and being able to stand behind it.

Clients are sharper. Tenants are more discerning. Investors are starting to ask questions that design alone can’t answer. They want to know how your structure reflects the things that matter: environmental care, community engagement, and long-term stewardship. And when the story checks out—when the sourcing is real, certified, and clearly communicated—your building becomes more than a project. It becomes a statement.

Choosing SFI-certified products gives project teams the tools to tell that story with confidence. It brings credibility to the promise of sustainability. And in a landscape where scrutiny is only growing, it helps you lead the conversation instead of catching up to it.

So next time you spec. mass timber, go one step further. Ask where it came from. Ask how it was grown. Ask if it’s SFI certified—and make the answer part of the story you’re proud to tell.

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Step into a building where the structure itself tells a story – a story of innovation, collaboration, and a deep connection to the very resources it serves. The Michigan Department of Natural Resources (DNR) Newberry Customer Service Center & Storage Facility in Newberry, Michigan, is more than just a new government building; it's a project showcasing the power of mass timber, particularly when sourced from local forests. As professionals in architecture, engineering, and construction, you're likely witnessing the rise of mass timber, but this project offers a unique look at how state agencies, universities, and private industry can work together to push boundaries and support regional industries.

Mass Timber & Human Interaction

George H. Berghorn, PhD, LEED AP, CGP, the Research Director, MassTimber@MSU, Michigan State University, observed that MSU's STEM building makes people want to interact with the material. Beyond the tangible benefits, mass timber is made from a renewable resource and has a lower carbon footprint compared to many conventional materials.

The Newberry Customer Service Center project is a prime example of these benefits in action. This facility spans 10,000 square feet and stands one story tall. Its building system primarily uses mass timber, incorporating columns, beams, CLT roof panels, and CLT wall panels. Categorized under Construction Type V-B and serving as a Government building, its design deliberately highlights the structural wood components.

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Why Build with Red Pine?

What truly sets this project apart is its commitment to using locally sourced materials. This is the first building in Michigan constructed with mass timber panels made from Michigan red pine.

Brenda Haskill with the Department of Natural Resources emphasized that using this locally sourced mass timber was a deliberate choice to represent the importance of the wood industry in the state. Making this happen required significant coordination.

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Matt Kantner, Associate Principal at EQUILIBRIUM, said they were involved from the beginning to the end as mass timber advisors and later handled the final mass timber connection designs. He said, "Working with all the parties involved to make Michigan Red Pine happen, which was a first, was really cool. Hats off to Russ Vaagen and his team Vaagen Timbers for being the ‘lynchpin’ in this pioneering effort.”

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Adhering to the State of Michigan’s domestic wood utilization mandates, Walbridge and its partners sought to source suitable Michigan softwood. While Michigan primarily boasts hardwood forests (75%), the remaining 25% of softwood forests presented a viable option for meeting the ANSI standards for product qualification and quality assurance. Michigan Red Pine emerged as a potential candidate but processing it into cross-laminated timber (CLT) panel products for walls and roofs presented a unique challenge. There are no mass timber plants in Michigan to process Michigan Red Pine for CLT panel applications. Determined, Walbridge collaborated with Vaagen Timbers in Colville, Washington to obtain the necessary ANSI certification and developed a customized quality control process, ensuring compliance with stringent ANSI standards. This groundbreaking initiative marked the first-ever use of Michigan Red Pine for mass timber construction in the state, emphasizing both Walbridge’s and the DNR’s efforts to contribute to more sustainable building initiatives.

The Team

Making this building, and the use of Michigan Red Pine, a reality involved unique challenges in coordinating all the involved parties, precisely because it was a first. Overcoming these financial, logistical, and educational challenges required perseverance and strong partnerships.

The State of Michigan is the Developer and Owner, with the DNR taking the lead. They enlisted a skilled team, including Lord Aeck Sargent Planning & Design, along with architects Anna Victoria Anderson and Ben Ridderbos. Walbridge served as the Construction Manager, SDI Structures as the Structural Engineer of Record (SEOR), with Pete Heeringa noted as the specific SEOR. EQUILIBRIUM provided engineering consulting, with Matt Kantner playing a key role. Vaagen Timbers was responsible for the Mass Timber Structure and CLT Panels, while Clark Contracting Services, including Larry Cowper, was the Installing Contractor. OHM Advisors handled the Civil Engineering.

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The project also benefited from academic partnerships; DNR worked with Michigan State University, leveraging their experience (like the mass timber STEM building) and tapping into their research capabilities. Furthermore, DNR collaborated with Michigan Technological University (MTU) and their new hardwood mass timber institute, which will be developing some hardwood mass timber pieces.

“It was a frequent occurrence for the construction project team to witness someone driving by the site and making a U-turn to take pictures and ask for a tour of the new facility to understand the story behind the new mass timber structure. It was and continues to be a great opportunity to educate Michiganders about mass timber and its benefits to the built environment.” - Jason Kuckuk, Assistant Project Manager, Walbridge

The Grand Opening!

The sense of accomplishment and pride in the finished product is palpable. For Shannon Lott, her favorite aspect was "The Grand Opening!". She shared that "The building turned out better than I ever imagined and I got to celebrate with all the partners and staff!".

Matt Kantner, PE, SE reiterated that his personal favorite aspect was also tied to overcoming the challenge of using local wood: "Working with all the parties involved to make Michigan Red Pine happen, which was a first, was really cool".

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A Unique State Building

The Newberry project serves as an example of Michigan's broader ambitions in the mass timber space. The state is actively working to become a leader in this area. It views mass timber production not only as a key economic development opportunity, particularly vital for rural forested communities, but also as a critical tool in achieving its goal of net-zero carbon by 2050, as outlined in the MI Healthy Climate Plan.

Patrick Mohney, Managing Director of DNR’s Office of Public Lands, emphasized that mass timber offers a "unique opportunity to benefit Michiganders in cities, suburbs, and rural communities in both peninsulas". The Newberry Customer Service Center, as one of the earliest examples of a state-led mass timber project using local wood, is a significant step in this strategic direction.

Sandra Lupien, Director, MassTimber@MSU, Michigan State University, said “The Michigan Department of Natural Resources Community Services Building is such an inspiring example of mass timber leadership by a state agency! By committing to using Michigan wood - even with no mass timber manufacturer yet in the state - DNR and the project team proved that Red Pine is a great option for CLT. Demand is high - we have more than 65 projects completed or in the pipeline in Michigan and more than 360 going in the Great Lakes region.”

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The Michigan DNR Customer Service Center in Newberry is a landmark mass timber project, not just for its design or construction type, but for its deliberate and successful integration of locally sourced Michigan Red Pine. This endeavor highlights the vast potential of mass timber for sustainable construction, economic development, and climate action. It stands as a testament to what can be achieved through dedicated collaboration between government agencies, academic institutions, and private industry, even when facing financial and logistical challenges. The Newberry building is more than a facility; it's a statement piece for Michigan's growing momentum in mass timber.

Project Team:

• Developer / Owner: State of Michigan - Michigan Department of Natural Resources
• Architect: Lord Aeck Sargent Planning & Design
• Construction Manager: Walbridge
• Civil Engineer: OHM Advisors
• Lumber Supplier (MI wood): Biewer Lumber
• Structural Engineer of Record: SDI Structures
• Engineering Consulting: EQUILIBRIUM
• Mass Timber Structure / CLT Panels: Vaagen Timbers‍
• Installing Contractor: Clark Contracting Services

• Michigan State University & MSU Department of Forestry & MassTimber at MSU

Frequently Asked Questions (FAQs):

1. What makes the Michigan DNR Newberry Customer Service Center notable in terms of mass timber construction? This building is the first in Michigan to utilize mass timber panels specifically made from locally sourced Michigan red pine, showcasing the potential to connect the mass timber industry with Michigan's own forest resources and wood product companies.
2. Why did the Michigan DNR choose mass timber for this project? Mass timber was chosen to represent the importance of the wood industry in Michigan and aligns with the state's goals for sustainable development, economic opportunity (especially in rural communities), and achieving net-zero carbon emissions by 2050.
3. What role did universities play in the Newberry mass timber project? Michigan State University (MSU) provided expertise based on their experience with mass timber buildings and ongoing research. Michigan Technological University (MTU) is collaborating to develop hardwood mass timber pieces for the project.
4. Were there specific challenges encountered during the construction of the Newberry mass timber building? Yes, challenges included project costs skyrocketing during the COVID-19 pandemic, requiring multiple rounds of securing additional funding. Additionally, coordinating the use of Michigan Red Pine for mass timber panels was a unique challenge as it was a first-time application.
5. How is the State of Michigan supporting the growth of the mass timber industry beyond individual projects like Newberry? Michigan is supporting the industry through updates to the building code to include mass timber types, state investments in research and development (like the $1 million programmed by DNR), and initiatives such as the planned Michigan Mass Timber Catalyst Fund to support early adopters.

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Mass Timber Is Already a Challenge. Your GC Shouldn't Be Another One.

Private developers are eyeing mass timber not just for its beauty and carbon story, but for the schedule and marketing advantages it offers. But here’s the brutal truth: your project lives or dies by how well your general contractor understands (and advocates for) those advantages.

If your GC treats mass timber like a nice idea they’ll entertain only if everything else lines up perfectly, your project will never pencil. On the flip side, if your builder can capture speed and cost advantages starting at schematic design, suddenly you’re not asking if you can afford mass timber—you’re asking if you can afford not to do it.

We spoke with Ankit Sanghvi , Director of Preconstruction at PCL Construction , to break down the five biggest red flags to watch for in your GC’s approach to mass timber—and what a winning playbook really looks like.

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Why It Matters: The Cost of Getting It Right vs. Getting It Wrong

When your GC is aligned, experienced, and engaged early, mass timber becomes a true value lever:

• Faster time to occupancy means earlier leasing and revenue.
• Cleaner coordination reduces change orders and rework.
• Aesthetic execution boosts tenant satisfaction and brand positioning.
• Cost competitiveness becomes achievable with strategic procurement and scheduling.

But get it wrong, and the pain points start stacking:

• Delays from poor coordination (e.g., missed MEP penetrations in CLT slabs)
• Overpriced timber packages due to sole-sourcing or lack of competition
• Water stains, patchwork fixes, and post-occupancy complaints from poor planning
• Design rework and last-minute VE that kills the timber narrative entirely

So here’s the question every owner should ask before moving forward:

"Do we have the right GC on board for this project?"

Use this guide to watch for red flags—and follow up with the ten questions at the end to make sure your team is truly ready.

Why Mass Timber Advocacy Matters Beyond One Project

When we sat down with Ankit Sanghvi, Director of Preconstruction at PCL, one thing stood out: he’s not just pushing for more mass timber projects for PCL. He’s pushing for more mass timber, period.

Ankit made it clear — if we want mass timber to be the future, it can’t stay a “premium” option only brought up for LEED projects. It has to compete on cost, speed, and quality across the board. The more GCs who know how to deliver it well, the faster that happens — and the bigger the impact on the built environment.

From Ankit’s perspective, this is bigger than any one job. Construction is a huge contributor to carbon emissions, and mass timber gives us one of the best chances to start changing that story. Every time a timber project pencils out and gets built, it moves the industry — and the planet — in the right direction.

Success with mass timber depends on more than good design — it takes GC partners who know how to execute it right. Here’s how to spot the red flags early, and the questions to ask before small gaps become big risks.

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Red Flag #1: "Mass Timber Is Too Expensive."

What You’re Hearing:

“We ran the numbers, and it’s a 10–15% premium over concrete.”

The Fix: If your GC isn’t calculating schedule compression and corresponding general conditions savings, you’re not getting the full picture. Ankit Sanghvi puts it bluntly: “If your GC is showing a premium beyond 5%, they’re not analyzing it right.”

The key is confidence in speed. PCL bakes in faster timelines up front—not as a hopeful maybe, but as a pricing baseline. With faster installation, reduced crane time, and less labor overlap, that timber "premium" often washes out entirely.

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Red Flag #2: "We’ll Let the Supplier Drive the Design."

What You’re Hearing:

“We reached out to a supplier for a budget. Let’s see what they come back with.”

The Fix: Engaging a single supplier too early leads to sole-sourcing and design constraints that kill cost competitiveness.

PCL recommends a two-step procurement strategy:

1. SD Phase: Engage multiple suppliers to review early design concepts. Keep things (especially the grid) agnostic. Get their input on cost drivers and design optimizations.
2. 50% DD: Pause design, refine your timber grid, then send out a competitive RFP with real teeth. Interview suppliers, do scope leveling with the architect and SE, then make a joint decision that balances cost and execution.

This keeps competition alive and design flexible—exactly what you want if you're serious about making timber pencil.

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Red Flag #3: "We’ll Work Out the Details Onsite."

What You’re Hearing:

“We’ll figure out MEP routing and penetrations later.”

The Fix: Mass timber demands up-front planning. Full stop. Waiting until the field phase to coordinate BIM, MEP, and moisture control isn’t just sloppy—it’s a budget and schedule killer.

According to Ankit, early coordination means:

• BIM-led planning for all penetrations
• Moisture management strategy per phase
• Clear install sequencing to maintain exposed wood quality

PCL’s timber projects succeed because this over-planning is baked into Pre-Con. And it’s not just about efficiency—it’s about delivering a pristine product, from day one through post-occupancy.

Red Flag #4: "We Don’t Have Much Timber Experience, But We’ll Figure It Out."

What You’re Hearing:

“Our team hasn’t built with mass timber, but we’re excited to learn.”

The Fix: Enthusiasm isn’t enough. If your GC’s project team hasn’t successfully delivered timber before, they're going to bake risk premiums into their pricing—and make conservative decisions that cost you time and money.

Ankit’s advice? You need at least one seasoned timber advocate on your AEC team, preferably more. Without someone pushing for timber in the room, it will always be the first thing VE’d out.

With over 65 mass timber projects under their belt, PCL knows how to coach the team, collaborate with suppliers, and bring trade partners on board with confidence.

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Red Flag #5: "Let’s Value Engineer the Timber Out."

What You’re Hearing:

“We need to cut costs. Let's look at replacing the CLT with steel or concrete decking.”

The Fix: True mass timber GCs see value engineering as a way to protect timber, not remove it. That means:

• Self-performing erection to cut markup layers
• Direct sourcing to eliminate pass-throughs
• Finding savings in skin, MEP, and prefab strategies

PCL doesn't pad their margin on timber—they aim to beat the market across the board. The result? A builder who can afford to keep timber in the project and keep your budget whole.

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10 Questions Every Owner Should Ask

Before you move another inch into design development, ask your GC these 10 questions:

1. What’s your target timber premium and how do you plan to offset it?
2. Who are your top three go-to mass timber suppliers and when do you bring them in?
3. At what design milestone do you send out competitive RFPs?
4. Who on your team has led a mass timber project in the last 24 months?
5. How do you coordinate BIM and MEP penetrations ahead of install?
6. What's your moisture management plan?
7. Can you self-perform timber erection? If not, how do you manage risk and schedule?
8. When do you lock in structural grids and panel sizes?
9. How do you ensure mass timber isn't VE'd out too early?
10. What lessons did you apply from your last timber project?

If your GC can’t answer most of these with clarity and specifics, it’s time to look elsewhere.

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Want a second opinion? Email Ankit Sanghvi (asanghvi@pcl.com) with the subject line: Mass Timber GC Reality Check. He’ll tell you exactly where your team stands—and how to get the right players in the room.

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Have you ever walked through a building and felt an undeniable connection to the natural world? That's the feeling The Hive project in Vancouver, British Columbia, aims to capture and, indeed, amplify. This isn't just another office building; it's a groundbreaking 10-story mass-timber structure, standing as North America's tallest timber-braced frame building, pushing the boundaries of what's possible in modern construction, especially in a high seismic zone like Vancouver.

Shifting to a New Plan

The Hive, located at 2150 Keith Drive in Vancouver's False Creek Flats neighborhood, is an office building designed for a unique client. Originally envisioned as a company headquarters, the anchor tenant plan shifted during the pandemic, leading to ICBC ultimately leasing the entire 164,000 sq ft of office space. The project's design mandate from the start was the use of mass timber. It totals 15,096 m² (162,491 ft²).

The design team, including DIALOG and Fast + Epp, the structural engineer, didn't settle for the typical concrete core approach often seen in taller mass timber buildings. Instead, they pursued a unique structural system. Above the level two concrete base, which deals with the sloping site and houses back-of-house facilities, the building utilizes an all-wood gravity and lateral system. This innovative lateral system features a perimeter timber braced frame system combined with four discrete internal CLT shear walls. The timber-braced frame creates a striking façade expression and eliminates the need for conventional cast-in-place concrete cores, reducing the building's environmental impact.

Designing in a high seismic zone presented a significant challenge. Robert Jackson, Principal at Fast + Epp, noted that building a 10-story mass timber structure in such an area hadn't been done extensively before. Fast + Epp, considered leaders in the space with deep expertise, were immensely grateful to be involved. Their creative design led to exploring different lateral system options, eventually settling on the perimeter braced frames and CLT shear walls.

Shake It Testing

To address the seismic demands, the design team incorporated Tectonus supplementary energy dissipating devices at each braced frame member and within the CLT shear walls. These devices act like springs, dissipating force during an earthquake. Ryan McClanaghan, the project architect with Dialog, noted that these devices were identified as a pathway to achieve the necessary structural values when early design thinking wasn't quite getting there.

They took the building "from seismically acceptable to seismically resilient," performing "well above" what code requires in a high earthquake zone. The design employed perforated plate technology where energy dissipates within the frame members and shear walls.

Extensive testing was crucial for validating this approach. The timber-braced frame and CLT shear wall systems underwent small-scale and full-scale testing at the University of Alberta and the University of Queens, providing valuable engineering information for future projects. This testing program was supported by innovation funding from the Canadian government through the Green Construction Through Wood (GCWood) Program, as well as the province of British Columbia through the Mass Timber Demonstration Program (MTDP). This governmental support means the learned information will be shared, contributing to an open-source philosophy that helps the industry improve together. Additionally, testing was done on the Megant concealed beam hangers to ensure their rotational capacity could withstand movement in a seismic event.

How The Shape Came to Bee

The building's distinctive honeycomb shape on the exterior is a direct reflection of this structural system. The diagonally oriented glulam braces create a cellular pattern. What's fascinating is how this structural expression was integrated with the building's aesthetic and function. The client desired access to outdoor space and fresh air, so the team took the unique geometry of the façade and extruded it into a network of balconies that cascade along the east, south, and west faces. These balconies are located between the brace bays, offering alternating outdoor spaces on each floor. Stepping out onto them, you feel sheltered and enveloped by the warm, exposed wood surfaces, creating a space you'd genuinely want to spend time in.

Building these balconies on a mass timber structure presented its own set of challenges. As Ryan McClanaghan explained, you can't just cantilever a CLT slab in the traditional way and make the buildup work. The mindset shift required in mass timber design involves anticipating construction and understanding how different criteria interact. The solution for The Hive's balconies involved a multi-step process informed by the pre-construction team. HSS stubouts extend through the unitized curtain wall system, allowing the prefabbed balconies to be bolted on from the outside. These balconies consist of steel outriggers with CLT panels doing the structural work. To manage drainage and create a flush surface with the interior floor, the balcony structure is dropped slightly lower than the main floor finish. Importantly, the outside wood structure is treated as its own separate element from the inside, with a good envelope break between the two.

Piece By Piece

This kit-of-parts prefabrication approach was fundamental to facilitating rapid on-site construction. Jonathan Leder, Construction Director at Supreme Steel, the subcontractor for mass timber and steel erection, shared his experience:

"This was Supreme’s first time working with mass timber—and we jumped right into one of the more complex buildings to construct. What really stood out was how efficient the process was. This was a challenging building throughout and utilizing Local 97's resources and having a few team members with mass timber training from BCIT, Supreme was able to accomplish the tasks large or small. Another interesting aspect was the site stayed incredibly clean and organized throughout. It was a great introduction to the potential of mass timber."

Even the roofing for the balconies was done offsite in a warehouse, contributing to a rapid installation time from the Supreme team in just 14 days.

Since this was Supreme’s first mass timber build - they teamed up with MTC Solutions, who provided the rigging devices, beam hangers, and structural screws used in the project, to get their team up to speed quickly on the nuances.

MTC’s Eleonora Dalfavo noted, “We offered a customized training to have the team work with confidence with the new material,"underscoring the importance of education and collaboration needed to succeed in the industry.

How is This Project Sustainable?

The project prioritizes sustainability, aligning with the owners', Arran and Ratan Stephens', mantra of sustainability and environmental stewardship.

The Hive is targeting a minimum LEED Gold certification. It features 100% electric mechanical systems, natural thermal insulators, and a biophilic design for the interior spaces. Plus, eliminating the concrete core in lieu of mass timber contributes to a reduced environmental impact.

Ryan McClanaghan emphasized the use of Life Cycle Analysis (LCA) not just for reporting, but as a design tool to make good choices. It helped the team realize where the significant carbon impact lies in a tall timber structure – largely in the floor plates. He also shared a compelling analogy often used to communicate the sustainability story: using the Canadian Wood Council app to show how quickly North American forests can regrow the volume of mass timber used in the building. The idea that a 10-story, 164,000 sq ft building could be "grown" in under an hour is a powerful way to convey the material's renewability.

Ryan emphasized the collaborative spirit required for mass timber projects, where the design, owner, and construction teams must work together to solve problems. He believes this collective team problem-solving is irreplaceable. Sharing knowledge and giving credit to the entire project team, from designers to suppliers and trades, is crucial. As Eleonora Dalfovo from MTC Solutions put it, The Hive has "naturally caught a lot of attention", becoming a notable landmark in the city.

Topping Out a Mass Timber Build

The Hive is expected to reach completion later in 2025. ICBC will take possession then, with staff expected to begin using the office space in early 2027 after interior configuration. The location adjacent to SkyTrain's VCC-Clark Station is highly optimal, and its accessibility will improve significantly with the Broadway extension completion in 2027.

In summary, The Hive is a pioneering mass timber project that demonstrates how innovative design and collaborative problem-solving can overcome complex challenges, particularly in seismic regions. By utilizing a unique perimeter timber braced frame and CLT shear wall system, incorporating advanced seismic dampeners validated through extensive testing, and designing prefabbed balcony elements, the team has created a seismically resilient, highly sustainable, and visually striking building. The project serves as a valuable case study for the evolving mass timber industry, highlighting the potential for hybrid timber structures and the importance of cross-disciplinary collaboration and knowledge sharing.

It embodies the idea of making the "revolution irresistible" by building beautiful, sustainable spaces that inspire.

Project Team and Contributors:

• Architect: DIALOG
• Structural Engineer: Fast + Epp
• Seismic Device Supplier: Tectonus
• Mass Timber Fabricator: Kalesnikoff
• Mass Timber Installer: Kinsol Timber Systems
• General Contractor: Ventana Construction
• Building Owners: Arran Stephens, Ratan Stephens
• Development Manager/Project Owner: BentallGreenOak
• Tenant: ICBC (Insurance Corporation of British Columbia)
• Subcontractors: George Third and Sons, Supreme Steel, MTC Solutions
• Testing/Research Partners: University of Albert & University of Queens
• Government Support/Programs: Province of British Columbia & Government of Canada

Frequently Asked Questions (FAQ's)

1. What makes The Hive unique in terms of seismic design for a mass timber building? The Hive is considered one of the world's most seismically advanced timber buildings. It uses a unique perimeter timber braced frame system combined with internal CLT shear walls instead of a conventional concrete core. It also incorporates 105 Tectonus seismic dampers to absorb energy and improve resilience, a system extensively tested at universities.
2. How did the design team incorporate balconies into the mass timber structure? The honeycomb pattern of the exterior braced frame was extended to form balconies. To overcome the technical challenges of attaching them to a mass timber building, prefabbed balcony structures were used, featuring steel outriggers and CLT panels, bolted onto steel stubouts through the curtain wall. The design includes a dropped elevation for drainage and a separate exterior structure to maintain a proper building envelope break.
3. When is The Hive expected to be completed, and when will the main tenant move in? Construction is expected to be completed later in 2025, at which point ICBC will take possession. However, ICBC staff are not expected to start using the office space until early 2027, allowing time for interior configuration and furnishing.
4. How was the construction team supported, especially those new to mass timber? The project prioritized collaboration among the design, owner, and construction teams. For trades new to mass timber, like Supreme Steel which performed the mass timber and steel erection, resources like training from BCIT and support from experts like Fast + Epp were crucial. MTC Solutions also provided customized training to installers to ensure proper handling and installation of their products.
5. What were the key drivers for using mass timber in The Hive project? A primary driver was the client's mandate for using mass timber. The material aligns with the owners' focus on sustainability and environmental stewardship. Mass timber offered a low-carbon building solution, reduced environmental impact by avoiding a concrete core, and provided a warm, biophilic interior aesthetic.

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